Item 5A - 515 Alpine Memo 06.02.2021
MEMORANDUM TO THE LANDMARKS BOARD
June 2, 2021
STAFF
Jacob Lindsey, Planning & Development Services Director
Charles Ferro, Interim Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron Gerwing, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
CONSIDERATION OF DEMOLITION PERMIT
Public hearing and consideration of a demolition application for a house constructed c. 1900 located at
515 Alpine Ave., pursuant to Section 9-11-23 of the Boulder Revised Code, 1981, and under the
procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981.
Address: 515 Alpine Ave.
Case Number: HIS2021-00093
Owner: Estate of Richard and Betty Evans
Applicant: Brad Evans
Case Type: Non-Designated Demolition
Code Section: 9-11-23, B.R.C., 1981
PROPERTY INFORMATION
Date of Construction: c.1900
Zoning: RMX-1 (Residential Mixed – 1)
Lot Size: 9,847 sq. ft. (Boulder County Assessor estimate)
Building Size: 932 sq. ft. (Boulder County Assessor estimate)
Legal Description: W 65 FT OF LOTS 17-22 BLK 36 NEWLANDS
STAFF RECOMMENDATION
Staff recommends the Landmarks Board place a stay-of-demolition on the application to consider
alternatives to demolition. A 180-day stay period would expire on Oct. 31, 2021.
RECOMMENDED MOTION
I move that the Landmarks Board issue a stay-of-demolition for the building located at 515 Alpine Ave.
for a period not to exceed 180 days from the day the permit application was accepted by the city
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manager in order to explore alternatives to demolishing the building, and adopt the findings of the staff
memorandum dated June 2, 2021.
Should the board choose to issue the demolition permit, or if the permit is allowed to expire, staff will
require that prior to demolition the following be submitted to P&DS staff for review, approval and
recording with Carnegie Library:
• Measured drawings of all exterior elevations of the building;
• A site plan showing the location of all existing improvements on the property;
• Color medium format archival quality photographs of the interior and exterior of the building.
SUMMARY
• On April 15, 2021, the Planning & Development Services Department received an application to
demolish the c.1900 building at 515 Alpine Ave.
• The building is not in a designated historic district or locally landmarked but is over 50 years old
and the proposed work meets the criteria for demolition defined in Section 9-16-1 of the Boulder
Revised Code 1981.
• On April 28, 2021, the Landmarks Design Review Committee (LDRC) reviewed the application
and referred the application to the Landmarks Board for review in a public hearing, finding there
was “probable cause to believe that the building may be eligible for designation as an individual
landmark.”
• Staff finds that the property meets the significance criteria for individual landmark designation
and recommends the Landmarks Board issue a stay-of-demolition for a period not to exceed 180
days from the day the permit application was accepted by the city manager.
• A 180-day stay period would expire on Oct. 31, 2021.
PURPOSE OF THE BOARD’S REVIEW
Pursuant to section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all buildings built prior to 1940
require review by the Landmarks Design Review Committee (Ldrc). The Ldrc comprises two members of
the Landmarks Board and a staff member. If, during the course of its review, the Ldrc determines that
there is probable cause to consider that the building may be eligible for designation as an individual
landmark, the issuance of the permit is stayed for up to 60 days from the date a completed application
was accepted and the permit is referred to the board for a public hearing.
If the Landmarks Board finds that the building proposed for demolition may have significance under the
criteria in subsection (f) of Section 9-11-23, B.R.C. 1981, the application shall be suspended for a period
not to exceed 180 days from the date it was accepted by the city manager as complete, in order to
provide the time necessary to consider alternatives to the building’s demolition. If imposed, a 180-day
stay period would start when the completed application was accepted by the city manager (May 4, 2021,
when the Landmarks Board fee was paid) and expire on Oct. 31, 2021. Section 9-11-23 (g) and (h), B.R.C.
1981.
PROPERTY DESCRIPTION
The 9,847 sq. ft. property is located on the north side of Alpine Avenue between 5th and 6th streets in the
Newlands neighborhood. The property is bordered by 535 Alpine Ave. on the east and 2725 6th St. on the
Item 5A - 515 Alpine Ave memo 06.02.2021 Page 2 of 24
north and an alley on the west, abutting the house. The identified potential identified Expanded
Mapleton Hill Historic District is located a block to the southwest of the property.
Figure 1. Location map showing 515 Alpine Ave.
Figure 2. 515 Alpine Ave., south elevation, 2021.
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Figure 3. 515 Alpine Ave., east (side) elevation, 2021. Photo by Owner.
Figure 4. 515 Alpine Ave., south and west elevations, 2021.
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Figure 5. 515 Alpine Ave., North (rear) elevation, 2021. Photo by owner
Figure 6. Historic Building Inventory Form Photograph, 515 Alpine Ave., 1995.
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BUILDING DESCRIPTION
• One-and-a-half story front gable section and one-story side gabled section.
• Frame construction with non-historic shingle siding.
• Shed roof porch with simple wood supports extends across one-story portion of façade.
• Off-centered, paneled and glazed door; non-historic double-hung windows and newer multi-light
window.
ALTERATIONS
The house at 515 Alpine Ave. was constructed around 1900, with additions and alterations in the 1950s.
Alterations include:
• The original narrow lap siding has been covered by shingles in 1958; corner boards remain.
Original siding likely underneath non-historic siding.
• Windows have been replaced; unclear if window opening on front-gabled portion of façade has
changed size.
• Two windows on one-story portion of façade have been configured into a single window with a
non-historic window.
• Front porch added in 1958.
• Wood shingles replaced with asphalt shingles (common alteration, as wood shingles are no
longer permitted)
• Grade of alley has increased, reducing the perceived massing of the west elevation.
Figure 7. Tax Assessor Card Photograph, 515 Alpine Ave., c. 1929.
Figure 8. Tax Assessor Card Photograph, 515 Alpine Ave., c. 1949.
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AREA HISTORY 1
Prior to World War II, North Boulder was predominately agricultural, consisting of cropland and cattle
grazing. “Truck gardens,” orchards, and fruit cultivation were undertaken in small parcels of twenty
acres and less. Well-known, large farms and ranches were located in this area of Boulder in the early
1900s, such as the Maxwell ranch near Linden Ave., where cattle were raised, and the Wolff farm to the
southeast where wheat, dairy cattle and fruit trees were raised.
In the late 1800s and early 1900s, most land in this area of Boulder was owned by James P. Maxwell, who
had purchased the land from the U.S. Government in 1880. At that time, Maxwell acquired several
thousand acres west of Broadway and north of what is now Hawthorn. These lands were primarily
irrigated by the Silver Lake Ditch (1888), which was constructed by Maxwell to water 1,000 acres of land
in north Boulder. By the early 1900s, Maxwell began selling off the level land in small tracts of one to five
acres; many of these tracts were sold with water rights to Silver Lake Ditch. Since these tracts were well
outside of the city limits, there was no restriction as to the use of the land; many of the owners planted
orchards and truck gardens and continued this usage until the beginning of the building boom after
World War II.
PROPERTY HISTORY
The earliest recorded owner of this property is Mollie Dyer, wife of Warren C. Dyer, a real estate
developer who platted Dyer's subdivision, developed Newland's addition, and built Dyer Terrace in the
400 block of Mapleton Avenue, where the Dyers lived. Warren Dyer came to Colorado in 1880 and settled
in Lyons in 1890. He was elected Boulder County Sheriff in 1893 and served two terms before moving to
Boulder to begin his real estate endeavors.2
Edwin and Jessie Barrows (1900-1945)
Edwin Barrows purchased the property from Mollie Dyer in 1900, the same year the house is estimated
to have been constructed. The 1910 US Census lists Edwin, 40, with his wife, Jessie, 36, and sons Morton,
age 15 and Warren, age 9. Edwin’s occupation is listed as “beekeeper; own yard.” The 1911 and 1913 City
Directories list the business Dyer & Barrows, apiary supplies at this address. Edwin Barrows was born in
New York and Jessie was born in England. The Barrows lived here from 1900-1916. In 1920, Jessie is
recorded as a widow, working as a cook in a fraternity.
The Barrows continued to own the property until 1945, but did not reside there. Residents listed during
this period include William Pogsen (1918) and William Pogson. The house was vacant in the 1923 and
1926 city directories. Between 1928-1938, David and Hallie Baldwin lived in the house. The 1930 US
Census lists David and Allie Baldwin as owners of the property, residing there with their four children,
Carl, Arden, Doris and Gerald. David was born in 1908 in Ohio and Allie was born in 1909 in Michigan.
David worked as a painter and later city directories listed Mrs. Baldwin’s occupation as a nurse.
1 Boulder Survey of Historic Places: Newland Addition and North Boulder, 1995.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A52863?solr_nav%5Bid%5D=2e98d
132a727587372de&solr_nav%5Bpage%5D=0&solr_nav%5Boffset%5D=0&solr_nav%5Bquery%5D=760-1-
14
2 Warren C. and Mollie Dyer family, portraits and documents. Carnegie Branch Library.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A72894
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Various Owners (1945-1966)
Between 1945 and 1958, there were a series of short-term residents. Alton Ferguson, who rented the
house between 1940-1945, purchased the property in 1945 and rented it to Verne and Edward Houlton in
the late 1940s. Ira and Pauline Westover owned the property from 1952-1954 and lived there in 1953.
Larry and Nancy Burdick owned the property from 1955-1958 and remodeled the house by adding siding,
reconfiguring windows and adding a front porch in 1958.
Donato and Alice Carmosino owned the house from 1958-1963 and Earle and Rosalie Templeton owned
the house from 1963-1966.
Richard and Betty Evans (1966-Present)
The property’s longest owners were Richard and Elizabeth Evans, who purchased the property in 1966.
The property remains in the family.
Richard Evans was born June 12, 1928 in Florence, Colorado to Dewey and Gladys (Ewing) Evans.3 He
attended college earning a Bachelor’s degree in Business. On October 9, 1952 he married Elizabeth
Hanna and they had 5 children. He served in the US Armed Forces as a proud Marine and passed away
on Nov. 16, 2013.
Elizabeth (Betty) Evans was born in Boulder on July 19, 1933.4 She attended Whittier Elementary, Casey
Junior High, and graduated from Boulder High School. The couple raised five children in the house at 515
Alpine Ave. Elizabeth passed away on July 28, 2019.
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-23(f), B.R.C. 1981, provides that the Landmarks Board “shall consider and base its decision
upon any of the following criteria:
(1) The eligibility of the building for designation as an individual landmark consistent with
the purposes and standards in Sections 9-11-1 and 9-11-2, B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an established
and definable area;
(3) The reasonable condition of the building; and
(4) The reasonable projected cost of restoration or repair. In considering the condition of
the building and the projected cost of restoration or repair as set forth in paragraphs
(f)(3) and (f)(4) …, the board may not consider deterioration caused by unreasonable
neglect.
As detailed below, staff considers this property may be eligible for designation as an individual
landmark.
3 Richard Evans Obituary. Dignity Memorial. https://www.dignitymemorial.com/obituaries/boulder-
co/richard-evans-5743566
4 Elizabeth “Betty” Evans Obituary. Dignity Memorial.
https://www.dignitymemorial.com/obituaries/boulder-co/elizabeth-evans-8793623
Item 5A - 515 Alpine Ave memo 06.02.2021 Page 8 of 24
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff’s research of the property relative to the significance criteria for
individual landmarks as adopted by the Landmarks Board on Sept. 17, 1975. See Attachment C:
Significance Criteria for Individual Landmarks (link)
HISTORIC SIGNIFICANCE:
Summary: The house located at 515 Alpine Ave. meets historic significance under criteria 1 and 3 and 4.
1. Date of Construction: c.1900
Elaboration: The Historic Building Inventory Form estimates the date of construction as c.1900 and
the Tax Assessor Card from 1929 estimates the age as “over 40.”
2. Association with Persons or Events: None observed
3. Distinction in the Development of the Community: Newlands
Elaboration: The property is an example of the gradual development of the Newlands residential
neighborhood that took place during the first half of the twentieth century and represents an
example of this period of Boulder’s development.
4. Recognition by Authorities: Front Range Research Associates, Inc.
Elaboration: The property was surveyed as part of the 1995 survey of the Newlands Neighborhood.
The survey found the building to “represent a type, period or method of construction” and
“associated with significant events or patterns,” stating “This house is associated with agricultural
pursuits which were popular during the early development of North Boulder, having been the site of
Edwin Barrow’s apiary operation. The house is representative of vernacular residential construction
at the turn of the century in the area, as reflected in the gabled L plan, and the lack of architectural
details which would distinguish a particular style.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 515 Alpine Ave. meets architectural significance under criteria 1 and 4.
1. Recognized Period or Style: Frame Vernacular
Elaboration: The vernacular frame building is very simple in design, with a one-and-a-half story front
gabled portion and a one-story side-gabled roof. Alterations include covering the original narrow lap
siding with shingles, adding a front porch and reconfiguring the windows on the front of the house.
Permit research indicates these changes occurred in 1958.
2. Architect or Builder of Prominence: Unknown
3. Artistic Merit: None Observed.
4. Example of the Uncommon: The house is one of the earliest constructed in the Newlands
neighborhood.
5. Indigenous Qualities: None Observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 515 Alpine Ave. meets environmental significance under criteria 3 and 5.
Item 5A - 515 Alpine Ave memo 06.02.2021 Page 9 of 24
1. Site Characteristics: While many residential blocks in Newlands have regularly spaced houses, the
500 block of Alpine Avenue is unusual in that the house at 515 Alpine is one of the few that faces
Alpine Avenue. Irregularly spaced garages are located on the south side of Alpine and an alley is
located directly west of the property.
2. Compatibility with Site: None observed
3. Geographic Importance: The house is not visually prominent.
4. Environmental Appropriateness: None observed.
5. Area Integrity: The property is not located in an identified potential historic district. The
surrounding areas has an eclectic character and a wide range of building ages.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD:
While many residential blocks in Newlands have regularly spaced houses, the 500 block of Alpine
Avenue is unusual in that the house at 515 Alpine is one of the few that faces Alpine Avenue. Irregularly
spaced garages are located on the south side of Alpine and an alley is located directly west of the
property.
CRITERION 3: CONDITION OF THE BUILDING
The owner intends to submit information related to the condition of the building. At the time this memo
was written, staff had not received that information.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The owner intends to submit information related to the to the projected cost of restoration or repair of
the building. At the time this memo was written, staff had not received that information.
PUBLIC COMMENT:
Staff has not received public comment related to this case.
THE BOARD’S DECISION:
If the Landmarks Board finds that the buildings to be demolished do not have significance under the
criteria set forth in section 9-11-23(f), B.R.C. 1981, the city manager shall issue a demolition permit.
If the Landmarks Board finds that the buildings to be demolished may have significance under the
criteria set forth above, the application shall be suspended for a period not to exceed 180 days from the
date the permit application was accepted by the city manager as complete in order to provide the time
necessary to consider alternatives to the demolition of the building (Section 9-11-23(h), B.R.C. 1981). A
180-day stay period would expire on Oct. 31, 2021.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
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A stay of demolition for the property at 515 Alpine Ave. is appropriate based on the criteria set forth in
Section 9-11-23(f), B.R.C. 1981 in that:
• The property may be eligible for individual landmark designation based upon its historic,
architectural and environmental significance;
• The property contributes to the character of the neighborhood as an intact representative of
the area’s past;
• It has not been demonstrated to be impractical or economically unfeasible to rehabilitate the
building.
ATTACHMENTS:
A: Current Photographs
B: Applicant Materials
C: Historic Building Inventory Form (link)
D: Significance Criteria for Individual Landmarks (link)
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Attachment A: Current Photographs
515 Alpine Ave., South Elevation, 2021
515 Alpine Ave., Southwest Corner, 2021
Attachment A - Current Photographs
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515 Alpine Ave., Southwest Corner, 2021
515 Alpine Ave., Facing East, 2021
Attachment A - Current Photographs
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515 Alpine Ave., West Elevation, 2021
515 Alpine Ave., East Elevation, 2021
Attachment A - Current Photographs
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515 Alpine Ave., Facing South Along Alley, 2021
515 Alpine Ave., Detail of Siding, Northwest Corner, 2021
Attachment A - Current Photographs
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HISTORIC PRESERVATION DEMOLITION REVIEW APPLICATION
For non-designated buildings over 50 years old
For Office Use Only
Date Received Time Received Case Number Previous HIS case(s):
Project Address: 515 Alpine Ave, Boulder Colorado, 80304
CONTACT INFO
Applicant's Name: Brad Evans & Brent Evans
Email: btevans 106@hotmail.com Phone: 916-870-3511
owner's Name: Estate of Richard and Betty Evans
Email: N/A Phone: N/A-------------- --------------
Mailing address (if different from project address): _______________ _
BUILDING TYPE AND DATE OF CONSTRUCTION
� Pre-1940 primary building, constructed in 1900 . Estimated date(s) of alteration(s):_1 _9 _50 __ _□Post-1940 primary building, constructed in ___ . Estimated date(s) of alteration(s):_1_9_50 __ _□Accessory building(s) over 50 years old, constructed in ___ _
Description of building(s): Mostly original single family residence.
SCOPE OF WORK
� Full demolition □On-site relocation□Off-site relocation
Mostly original single family residence.
□Removal of more than 50% of the roof□Removal of more than 50% of the exterior walls□Construction in front of, or removal of a street-facing wall
(includes replacement siding)
APPLICATION MATERIALS -Printed on 8 ½ x 11 paper; plans no larger than 11 x 17; single-sided preferred
� Color photographs of each side of the building(s)
)( A survey or site plan that clearly indicates which building(s) are proposed for demolition
IRl Application fee -Paid through CSS (credit card fee applies) or in-person at the P&DS Services Center
Signature of Owner or Authorized Agent: -�-"'-Z-'-J'-�=-c:;____::__ ___________ _
Printed Name: Brad T. Evans Date: 4/13/2021
Historic Preservation approval is valid for 180 days and cannot be extended.
If demolition permit application is not finalized within that period, a new application is required.
updated 12.2019
Attachment B - Application Materials
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FOR STAFF USE -Submit with Application
Demolition Review for: □ Primary Building □ Accessory Building(s) Address: _____________ _
Date of Review: HIS □ LDRC Review □ Administrative Review --------
L DR C Members: _________ (LB) _________ (LB) _________ (staff)
Applicant(s) present (LDRC): ____________________________ _
Property Information
Date of Construction: Survey Form? □Yes □No. Tax Assessor Card? □Yes □No
Estimated Date of Alterations:--------------------------------
Scope of Work
□Full Demolition □On-Site Relocation
□Removal of more than 50% of the roof □Off-Site Relocation
□Removal of more than 50% of the exterior walls
□Removal or construction in front of a street-facing wall
1.Is the building potentially eligible for designation as an individual landmark? □Yes □No
□Potential Architectural Significance
Recognized Period/Style; Architect or Builder of Prominence; Artistic Merit; Example of the Uncommon; Indigenous
Qualities
□Potential Historic Significance
Date of Construction; Association with Historical Persons or Events; Distinction in the Development of the Community
of Boulder; Recognition by Authorities
□Potential Environmental Significance
Site Characteristics; Compatibility with Site; Geographic Importance; Environmental Appropriateness; Area Integrity
2.Does the scope of work constituting a demolition have a significant impact or potentially detrimental effect
on the potential historic resource? □Yes □No
Next Steps □Approve application for full demolition. Approval is valid for 180 days and cannot be extended.□Approve application for partial demolition based on plans dated ______ _►If scope of work changes, new demolition permit application is required.
►Approval is valid for 180 days and cannot be extended.□Refer application to the full Landmarks Board for review; $1504 fee required
Attachment B - Application Materials
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3: Q) ·s:Q) 0::
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Historic Preservation Demolition Review for Non-Designated Buildings Over 50 Years Old
For Applicant Use -Do not submit with application
ii" •l•1TtinHtl1iffi:I1111�,1 ·��:l.•.ii01•,·�
Post-1940 Primary Building $51 Demo/Off-Site Relocation
Accessory Building $51 Demolition
On-Site Relocation $51
Pre-1940 Primary Building
Demo/Off-Site Relocation $282
Application Referred to Landmarks Board for $1504
Review in a Public Hearing
�l!l.J'l�•u.•;;O!W
Staff Level
Staff Level
Staff Level
Landmarks
Design Review
Committee (LDRC)
Landmarks Board
---l'ulJ:iml -�1 �;".. • • t1 · 10ll.lillIEill • · ·
Within 14 days
Within 14 days
Within 14 days
LDRC meets each Wednesday; applications
submitted by noon Friday typically reviewed
the following Wednesday.
The Landmarks Board typically meets the first Wednesday of the month. The deadline for
the meeting is 28 days prior.
Review will not begin until fee is paid. Pay fee at the P&DS Services Center front desk or log into CSS to pay online.
What is the purpose of this review? Reference Section 9-11-23 Boulder Revised Code, 1981.
The purpose of the review of permit applications for demolition, on-site relocation and off-site relocation of
buildings that are older than fifty years is to prevent the loss of buildings that may have historical or architectural
significance. The purpose of this section is also to provide the time necessary to initiate designation as an
individual landmark or to consider alternatives for the building.
What is the review process?
Within 14 days, staff or the Landmarks Design Review Committee will make an initial determination to either
approve the application or refer it to the Landmarks Board.
If the application is referred to the Landmarks Board, a public hearing fee of $1,504 is required to
proceed. The deadline for Landmarks Board meetings are typically 28 days prior to the meeting. Staff will
research the history of the property and prepare a memo. At the hearing, the board may 1) issue the
demolition permit, 2) place a stay of up to 180 days to explore alternatives to demolition or 3) initiate
landmark designation. The criteria for the board's review is found in Section 9-11-23 (f), B.R.C., 1981.
If the application is Approved, submit the approval letter with your Building Permit Application (partial
demolition) or your Demolition Permit Application (full demolition).
•Approved for a Partial Demolition: If the building is found to be potentially eligible for local landmark
designation but the scope of work is not detrimental to that historic character, partial demolition will
be approved (i.e. removal of a 1990s addition from a 1900s house). The historic preservation
approval will reference the attached plan set. If the scope of demolition changes, a new application
is required.
•Approved for a Full Demolition: If the building is not found to be potentially eligible for local landmark
designation, full demolition of the building will be approved.
Can the historic preservation approval be extended?
The historic preservation approval is valid for 180 days and cannot be extended. If the application isn't finalized
within this period, a new historic preservation demolition review application is required.
Questions? Contact Marcy Cameron, Historic Preservation Planner II at (303) 441-3209 cameronm@bouldercolorado.gov.
Attachment B - Application Materials
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Client: Brent Evans and assigns
Property Address: 515 Alpine Ave Ci : Boulder
AERIAL MAP
File No.: 2106500 Case No.: State: CO Zi : 80304-3210
Attachment B - Application Materials
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Client: Brent Evans and assigns
Property Address: 515 Alpine Ave Ci : Boulder
PLAT MAP
File No.: 2106500 Case No.: State: CO Zi : 80304-3210
Attachment B - Application Materials
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Attachment B - Application Materials
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Attachment B - Application Materials
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Attachment B - Application Materials
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Attachment B - Application Materials
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